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<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><FONT size=4>I assume the mortgage was signed by a fee owner. If it
wasn’t then there are other issues.</FONT></DIV>
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<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=Eric@sayrelawoffices.com
href="mailto:Eric@sayrelawoffices.com">Eric Nelsen</A> </DIV>
<DIV><B>Sent:</B> Friday, December 02, 2016 11:10 AM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com
href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] Life estate</DIV></DIV></DIV>
<DIV> </DIV></DIV>
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<P class=MsoNormal><SPAN style="COLOR: #1f497d">Life tenant is responsible for
taxes, insurance, maintenance and repair, and has a duty to remaindermen not to
commit waste. Mortgage isn't entirely clear to me if it's pre-existing, but I
think under RCW 11.12.070, it's probably the responsibility of the life tenant
as the current possessory interest in the real estate:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><A
href="http://app.leg.wa.gov/RCW/default.aspx?cite=11.12.070">http://app.leg.wa.gov/RCW/default.aspx?cite=11.12.070</A><o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">When any real or personal
property subject to a mortgage is specifically devised, the devisee shall take
such property so devised subject to such mortgage unless the will provides that
such mortgage be otherwise paid. The term "mortgage" as used in this section
shall not include a pledge of personal property.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">From WSBA Real Property Deskbook
Vol. 3 Ch. 1.3:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN style="COLOR: #1f497d">A
life estate terminates with the death of the life tenant (or the death of the
measuring life). Parr v. Davison, 146 Wash. 354, 262 P. 959 (1928). In
relationships with neighboring landowners (e.g., nuisance, support), the life
estate has the same characteristics as the fee simple absolute. The life tenant
has the right to undisturbed possession. A life tenant who commits waste may be
subject to a suit for damages or an injunction on behalf of the remainderman. By
statute in Washington, the life tenant committing waste is liable for damages to
"any person injured thereby"; in addition, the court may decree a forfeiture.
RCW 64.12.020; see McDowell v. Beckham, 72 Wash. 224, 130 P. 350 (1913). See
also Volume 4, Chapter 5 (Waste), of this deskbook.<o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN
style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN style="COLOR: #1f497d">Both
the life tenant and the remainderman may recover for damages inflicted by third
persons against the land. The life tenant, like the fee owner, has the privilege
of taking issues and profits of the land, but only, of course, during the period
of his or her tenancy. A life estate is transferable inter vivos, but again the
life tenant can transfer only what he or she has. A holder of a life estate pur
autre vie (for the life of another) can transfer the estate at his or her death,
but only for the duration of the measuring life.<o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN
style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN style="COLOR: #1f497d">The
life tenant is bound to keep the premises in repair and to pay taxes but is
under no obligation to make improvements. In re Brooks' Estate, 44 Wn.2d 96, 265
P.2d 833 (1954); McDowell v. Beckham, 72 Wash. 224. The life tenant who makes
improvements acts voluntarily and has no claim against the reversioner or
remainderman for reimbursement. In re Brooks' Estate, 44 Wn.2d 96; Stahl v.
Schwarz, 81 Wash. 293, 142 P. 651 (1914).<o:p></o:p></SPAN></P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN
style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN
style="COLOR: #1f497d">Generally speaking, the life tenant is required to pay
real estate taxes on the property during the life estate. The grantor may,
however, require that payments be made by the holder of the future interest, but
probably may not do so if the value of the future interest will not secure the
payments. In re Estate of Campbell, 87 Wn. App. 506, 942 P.2d 1008 (1997). A
life estate is subject to claims of the life tenant's creditors, but that
liability, again, ceases with the termination of the life estate, i.e., the
death of the life tenant (or the measuring life).<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Sincerely,<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric C.
Nelsen<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">SAYRE LAW
OFFICES, PLLC<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">1417 31st Ave
South<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Seattle
WA 98144-3909<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">phone
206-625-0092<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">fax
206-625-9040<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><B><SPAN style="FONT-SIZE: 12pt; COLOR: red">Please Note that
We Have Moved.</SPAN></B><B><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">
</SPAN></B><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">We have moved our
Seattle office to Mount Baker Ridge (a small commercial community just above the
I-90 tunnel). <B>Our new address is 1417 31st Avenue South, Seattle WA 98144.
</B>All other contact information remains the same.<o:p></o:p></SPAN></P></DIV>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<DIV>
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<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>
wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<B>On Behalf Of </B>Bryce Dille<BR><B>Sent:</B> Friday, December 02, 2016 10:19
AM<BR><B>To:</B> wsbarp@lists.wsbarppt.com<BR><B>Subject:</B> [WSBARP] Life
estate<o:p></o:p></SPAN></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>I have an estate where the will (prepared by non-lawyer)
leaves a life estate in separate real property to spouse (family home acquired
prior to marriage) with remainder to children. There is nothing in will as to
maintenance taxes etc. responsibility. Under common law who is responsible
for those items including the underlying mortgage, the life tenant or the
remainder men? Thanks for your input.<o:p></o:p></P>
<P class=MsoNormal><o:p></o:p> </P>
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<P class=MsoNormal><B><SPAN
style='FONT-FAMILY: "Segoe UI","sans-serif"; COLOR: #17365d'>Bryce
H. Dille</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Segoe UI","sans-serif"; COLOR: #17365d'> </SPAN><SPAN
style='FONT-SIZE: 7.5pt; FONT-FAMILY: "Segoe UI","sans-serif"; COLOR: #b9b9b9'>|</SPAN><SPAN
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Attorney at Law</SPAN><SPAN
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<P class=MsoNormal><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Segoe UI","sans-serif"; COLOR: #424242'>P:
253.848.3513</SPAN><SPAN
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F: 253.845.4941<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Segoe UI","sans-serif"; COLOR: #424242'>317
South Meridian<o:p></o:p></SPAN></P>
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WA 98371<o:p></o:p></SPAN></P>
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